Aesthetics-TechnicalRpt-Version2-VMedits-Jun30
Aesthetics Technical Report
Thurston Highlands
Master Planned Community
July 2007
Robert W. Droll Landscape Architect, PS
4405 7th Avenue SE, Suite 203
Lacey, WA 98503
360.456.3813
Fax 360.493.2063
Table of Contents
A. AFFECTED ENVIRONMENT 1
1. Site of Proposed Project 1
2. Existing Conditions 1
3. Existing Views 3
B. POTENTIAL CONSTRUCTION IMPACTS 5
1. Build Alternatives 5
2. Phase 1 Development 8
3. No Action Alternative 9
POTENTIAL DEVELOPED-CONDITION IMPACTS 9
1. Build Alternatives 11
2. Phase 1 Development 12
3. No Action Alternative 14
D. MITIGATION MEASURES 14
1. Incorporated Plan Features 14
2. Applicable Regulations and Commitments 15
3. Other Recommended Mitigation Measures 15
E. SIGNIFICANT UNAVOIDABLE ADVERSE IMPACTS 15
F. REFERENCES 16
List of Tables ii
List of Figures ii
List of Tables
Table 1 Description of prominent viewsheds – Thurston Highlands property, April 2007 5
List of Figures
Figure 1 Thurston Highlands Vicinity Map 1
Figure 2 Aerial Photograph – Thurston Highlands Property 3
Figure 3 Prominent Viewsheds – Thurston Highlands Property 4
Figure 4 Preferred Alternative: Conceptual Land Use Plan 6
Figure 5 Traditional Development: Conceptual Land Use Plan 7
Figure 6 Urban Village: Conceptual Land Use Plan 8
Figure 7 Phase 1 Development: Conceptual Land Use Plan 9
Figure 8 Conceptual Streetscape: Two-Unit Townhomes 10
Figure 9 Conceptual Streetscape: Farmer’s Market 10
Figure 10 Conceptual Streetscape: Commercial/Residential Mix 11
Figure 11 Conceptual Streetscape: Multi-Family (Apartments or Condiminiums) 12
Figure 12 Conceptual Streetscape: 4-Plex or 6-Plex Townhomes 13
Figure 13 Conceptual Streetscape: Village Square 13
Figure 14 Conceptual Streetscape: Regional Sports Complex 14
Aesthetics of the Thurston Highlands Site
AFFECTED ENVIRONMENT
1. Site of Proposed Project
The proposed Thurston Highlands project is approximately 1,240 acres in size, within the Yelm city limits. The irregularly-shaped site is zoned MPC (Master Planned Community), and extends
nearly 8,000 linear feet ( east to west ( at its widest point. The heart of the project site is approximately 1.5 miles west of the center of downtown Yelm (from the intersection of
South 1st Street/Yelm Avenue).
Figure 1. Thurston Highlands vicinity map.
Source: KPFF Consulting Engineers
Robert W. Droll, Landscape Architect, PS.
2. Existing Conditions
The Thurston Highlands property is currently undeveloped and is characterized by former Weyerhaeuser managed forest land, numerous hillocks, ridges and ravines. Several types of vegetative
habitats are located on the property: grassland and shrub meadows (+/- 175 acres), a mix of shrub-forest (+/- 300 acres), mature conifer forests (+/- 45 acres), an isolated lodgepole
pine forest (+/- 11 acres), deciduous forests (+/- 7 acres), and a wetlands meadow (+/- 5 acres). The dominant vegetative habitat on the site is a monotypic forest (approximately 680
acres), comprised of replanted Douglas fir, varying in age from 5 to 25 years. Approximately 74 acres of wetlands occur in the southern and extreme northeast areas of the
property. These are vegetated with a diverse assemblage of native and invasive plant species and the diverse vegetative habitats of the site support more than four dozen different types
of birds and several different species of mammals.
In addition to forest practices to produce marketable timber, other human alterations to the site have included: the construction of logging roads, gravel extraction, and electrical
power conveyance. Former logging roads meander throughout most areas of the site, with several of these roads accessing parcels to the east of the Thurston Highlands property. A former
gravel pit approximately one acre in size is located at the base of a steep slope on the western side of the property. The Centralia Power electrical transmission line easement, a treeless
swath 100 feet wide and a little more than one mile in length, traverses the western side of the property. This corridor accommodates a single row of wooden power poles and a dirt access
road that winds along the length of the corridor.
Adjacent land uses include the Fort Lewis Military Reservation, rural residential development, and a master planned community developing at an urban density. The Thurston Highlands site
borders Fort Lewis to the northwest and west for a distance of approximately 13,250 linear feet. Land north of the Thurston Highlands site consists of rural residential properties, 10
to 20 acres in size, zoned RR 1/5 – Rural Reservation. Rural residential properties to the east and south vary in size from 5 acres to 160 acres. The Tahoma Terra Master Planned Community
adjacent to the eastern boundary of the site is currently undergoing development at an urban density of 4 to 8 dwelling units per acre. Other properties adjacent to the east and south
boundaries of the Thurston Highlands site are zoned Low-Density Residential (R-4) by the City, or Rural Residential (RR 1/5) by Thurston County. Residential development in these zoning
designations would range from 4 dwelling units per acre to one dwelling unit per 5 acres. At the southeast corner of the Thurston Highlands site, a narrow piece of property extends eastward
approximately 600 yards to intersect with State Route (SR) 507.
Figure 2. Aerial photograph – Thurston Highlands property.
Source: Robert W. Droll, Landscape Architect, PS
3. Existing Views
Viewing opportunities ( or viewsheds ( are all surface areas visible from an observer’s viewpoint, taking into account the screening effects of intermediate vegetation and structures.
Viewing opportunities on the Thurston Highlands property at the present time are limited by topography and vegetation. Documented viewsheds are shown in Figure 3, below.
Figure 3. Prominent viewsheds ( Thurston Highlands property, April 2007.
Source: Robert W. Droll, Landscape Architect, PS (May 2007).
In nearly all areas of the Thurston Highlands property, prominent viewsheds are limited by numerous hillocks and ravines in the landscape, and/or by densely-planted stands of coniferous
trees. For example, there are no views from the highest point on the site at the present time (highlighted on Figure 3, by the cross marking) due to the dense stand of fir trees that
cover this feature. The documented viewsheds can be characterized in several ways: open or unfiltered (views not blocked by any substantial environmental feature); filtered (views partially
blocked by a specific feature, such as a stand of trees); distant (views of areas lying beyond the Thurston Highlands property); and limited (narrow to wide-ranging views of areas within
the boundaries of the property only). Of these types of views, the latter is most prevalent throughout the site, but has been documented only in areas with the most prominent views
within property boundaries.
The following table describes the most prominent views found on the Thurston Highlands site, as shown on Figure 3.
Table 1. Description of prominent viewsheds – Thurston Highlands property, April 2007.
View
Description
1
Lightly-filtered, distant. Views to the northeast, east and southeast, from ridge and adjacent road through a scattered tree stand. View of distant ridge and Mt. Rainier.
2
Heavily-filtered, distant. Views to the northeast and east, from ridge and adjacent road through dense conifer tree stands. View of distant hills.
3
Open, limited. View typical of many throughout the property: unfiltered or minimally-filtered views of several hundred feet or more of various areas within property boundaries. These
views are most common along existing roads and along much of the powerline corridor. Views vary in width, from narrow to wide-ranging.
4
Open, limited. Views to the east of large scrub meadow, surrounded on edges by tree stands, hillocks.
5
Open, limited. Views to the northwest and west of cleared, meadow-like setting bounded by dense, linear tree stands.
6
Open, distant. Prominent views to the east, from road corridor. View of distant hills and Mt. Rainier, distant building structures and open, cleared areas. This viewshed is unique
in that it was created by preliminary site clearing work at the adjacent Tahoma Terra project, where the removal of trees and alteration of topography has opened up prominent views beyond
the Thurston Highlands property.
Source: Robert W. Droll, Landscape Architect, PS (May 2007).
POTENTIAL CONSTRUCTION IMPACTS
1. Build Alternatives.
With any of the build alternatives, a majority of low- and/or moderate-density housing would be constructed on the western portion of the site. Construction activity is likely to begin
with residential units, followed by development of parks and trails, and other designated land use areas. Newly settled residents would likely experience views or other impacts associated
with specific construction activity. Aesthetic impacts on adjacent communities would be most distinctly experienced by Tahoma Terra residents on the eastern boundary, who would observe
western views of undeveloped forest altered by extensive clearing, grading, and construction activity. Alterations due to construction would likely have a minimal aesthetic impact on
sparsely populated rural properties to the south, or the non-populated Fort Lewis land to the west and northwest.
Figure 4 shows the Preferred Alternative conceptual land use plan, which includes low- and moderate-density housing, one commercial-retail area, a village center, roadways, public service
sites, the Regional Sports Complex, and preserved open space and buffers.
Figure 4. Preferred Alternative: conceptual land use plan.
Source: KPFF Consulting Engineers
Robert W. Droll, Landscape Architect, PS.
Figure 5 shows the Traditional Development conceptual land use plan. Compared to the Preferred Alternative, there would be large areas of low-density development and larger commercial
zones.
Figure 5. Traditional Development: conceptual land use plan.
Source: KPFF Consulting Engineers
Robert W. Droll, Landscape Architect, PS
[Alan: I will check with Grant and Doug about this ( it is my understanding that the Village Square would be an element of any of the three conceptual land use alternatives. I think
the Figure 5 site plan you have may need to be revised.]
Figure 6 shows the Urban Village conceptual land use plan, with moderate-density housing dominating the western portion of the site, and other designated land use areas that would follow
a development pattern similar to the Preferred Alternative.
Figure 6. Urban Village: conceptual land use plan.
Source: KPFF Consulting Engineers
Robert W. Droll, Landscape Architect, PS.
2. Phase 1 Development
The Phase 1 conceptual plan includes low- and moderate-density housing, the beginnings of a village center, preserved open space, arterial roadways, residential streets, a potential
elementary school site, approximately 87 acres for future development of a Regional Sports Complex. Construction activity is likely to begin with residential units, followed by the
development of mini parks or neighborhood parks, trails, and possibly a school. Newly settled residents would likely experience views or other impacts associated with specific construction
activity (e.g. noise from machinery, clearing and earthwork activities, stockpiling of building material, construction staging areas, dust from project construction, dirt or mud tracked
onto roadways, temporary fencing, and construction debris). Aesthetic impacts to off-site, adjacent properties would be most distinctly experienced by Tahoma Terra residents on the
eastern boundary, who would likely observe western views of undeveloped woods being altered by extensive construction activity (see Figure 7).
The 87-acre Regional Sports Complex in the northern portion of the site would have the most significant potential for construction impacts associated with aesthetics. Similar impacts
to those described above for new residents would occur during construction of the Regional Sports Complex, but on a larger scale and for a longer period of time. Construction impacts
to aesthetics associated with the Regional Sports Complex would be visible to passers-by traveling on the boulevard through Thurston Highlands, and to rural residential properties north
of the site, in addition to new residents of Thurston Highlands. Depending on the timing of uses developed on the proposed public service sites adjoining the Regional Sports Complex
(e.g., one or more schools and/or a fire station), these uses could also be exposed to the temporary construction impacts of the Regional Sports Complex.
Figure 7. Phase 1 development: conceptual land use plan.
Source: KPFF Consulting Engineers
Robert W. Droll, Landscape Architect, PS.
3. No Action Alternative.
There would be no new sources of impacts to aesthetics under the No Action Alternative, if no development were to occur.
C. POTENTIAL DEVELOPED-CONDITION IMPACTS
It is important to understand the meaning of aesthetics and how it relates to developed-condition impacts on the Thurston Highlands property. From the standpoint of how one experiences
his/her surroundings, the value of aesthetics is described as an important interaction between a person and a particular landscape feature. Aesthetics can be both enhanced (e.g., through
improved views, elimination of unsightliness, or increases in recreational potential), or it can be degraded (e.g., through unnatural intrusions, unsightliness, scale incompatibility,
restriction of views, loss of resource, or long-term irreversible effects). Potential developed-condition impacts to the aesthetics of the Thurston Highlands property will likely vary,
depending on how Thurston Highlands residents, adjacent property owners, visitors and/or passers-by experience different aesthetic elements of the Master Planned Community.
Final site planning for the Thurston Highlands Master Planned Community will not be completed until after the public participation process, and is conceptual at the time of this writing.
Alternative conceptual land use plans schematically depict possible locations and
features of various elements of the Thurston Highlands Master Planned Community, such as residential lots (Figure 8), commercial areas, village centers (Figure 9), streets and street
corridors, open space, vegetative buffers, and institutional facilities (e.g., schools, parks, a fire station, and a Regional Sports Complex).
Figure 8. Conceptual streetscape: two-unit townhomes.
Source: BCRA Design.
Figure 9. Conceptual streetscape: farmer’s market.
Source: BCRA Design.
Conceptual depictions of open spaces and vegetative buffers are more closely aligned with a potential final design, as they relate to areas that will be preserved, and fit more appropriately
with a natural, undisturbed environment. No final determinations had been made at the time of this writing as to the specific layout and size of various features (e.g. buildings, streets,
parks), or other significant schemes affecting aesthetic elements, such as scale, visual character, extent of views, signage or landscape plantings. Consequently, the aesthetics impact
analysis is somewhat generalized.
1. Build Alternatives
Development of any one of the conceptual land use alternatives would change the aesthetics of the Thurston Highlands property, as the overall character of existing site conditions would
be significantly altered. The grading proposal would make the topography more uniform in elevation, and much of the monotypic forest would be removed to construct buildings, roadways,
and site amenities. Within the boundaries of the Highlands property, some aspects of the built environment are conceptually consistent between the three build alternatives; most notably,
the Regional Sports Complex (same location, similar layout), residential neighborhoods at the northeast area of the property (similar layout to the adjacent Tahoma Terra Master Planned
Community to the east), and a three- to four-lane boulevard winding through the development from the northeast to the southeast corner of the property. The Regional Sports Complex is
proposed for future development under any build alternative. Athletic fields and parking surrounded by vegetative buffers. The residential neighborhoods would be characterized by a
mix of residential densities and small-scale commercial establishments. Figure 10, below, illustrates a group of street level establishments, with medium- or high-density residential
units in the stories above.
Figure 10. Conceptual streetscape: commercial/residential mix.
Source: BCRA Design.
Figure 11, below, depicts a concept of a multi-family streetscape, which could be implemented as a component of any of the three build alternatives. Customized design guidelines for
the Master Planned Community will be developed and reviewed with the City of Yelm during the Master Site Plan approval process.
Figure 11. Conceptual streetscape: multi-family (apartments or condiminiums).
Source: BCRA Design.
The conceptual land use alternatives would preserve between approximately 315 and 500 acres of open space in the form of parks, trails, play fields, wooded areas, steep slopes, critical
habitat areas and vegetative buffers. In this manner, the natural landscape would be incorporated as part of the Master Planned Community layout and design, and could be aesthetically
perceived in different ways by different people. Some may find the change from a dense, monotypic stand of Douglas fir trees to urban residential development with parks, trails and
athletic fields to have a negative aesthetic impact on the area. Others may find the creation of these features to be an integration of built and non-built environments, and thus an
aesthetically pleasing addition to the community. As the saying goes, beauty is in the eye of the beholder.
From a contextual standpoint, the Thurston Highlands Master Planned Community would create a significant contrast with most of the surrounding environment. The Fort Lewis Military Reservation
adjacent to the site is expected to remain a large, unoccupied forest and training grounds on the west side of the Highlands. Despite a contrast in land use that would be created between
the two properties, however, no residential population would be impacted on the uninhabited military reservation side. Vegetative buffers proposed along boundary lines (50 feet, minimum)
would partially screen views of the development from adjacent properties; however, the contrast between adjacent rural residential properties and the Highlands site would be considerable.
The developed-condition of Thurston Highlands would be most compatible with the Tahoma Terra Master Planned Community to the northeast, a portion of which is currently undergoing urban
residential development similar in density to the Phase 1 development concept for the Thurston Highlands Master Planned Community.
2. Phase 1 Development
The Phase 1 conceptual site plan would create approximately 1,008 dwelling units (single-family detached and multi-family) on approximately 350 acres, in the northeastern portion of
the Thurston Highlands site. Phase 1 development under any build alternative is anticipated to be traditional neighborhood development, for compatibility with the layout of the adjacent
Tahoma Terra neighborhood to the east. Higher-density residential development (see
Figure 12, below) and a village center (Figure 13) are proposed west and south of the traditional neighborhood, in future phases of the Thurston Highlands Master Planned Community.
Figure 12. Conceptual streetscape: 4-plex or 6-plex townhomes.
Source: BCRA Design.
Figure 13. Conceptual streetscape: village square.
Source: BCRA Design.
A 60-acre site would be reserved within the Phase 1 development area for a regional sports complex (see Figure 14, below), to be constructed at a later time when population levels would
support this use.
Figure 14. Conceptual streetscape: regional sports complex.
Source: BCRA Design.
Aesthetically, there would be significant changes on the site during Phase 1 development. Views into the Highlands site from adjacent properties would be filtered or screened by vegetative
buffers. Within the development, views would likely be expanded outward, as stands of trees are removed and topography is altered. For example, traditional neighborhood development
on the eastern boundary would likely have views of the distant Cascade foothills and Mt. Rainier that were previously screened from view by existing environmental features.
3. No Action Alternative
It is assumed that under the No Action Alternative, the property would temporarily remain undeveloped; therefore, aesthetic features that include the absence of prominent viewsheds would
remain unchanged, and there would be no resident population associated with the site to alter aesthetic features in any significant way. The undeveloped condition of the site would
temporarily preserve its present character, though due to private ownership, the property would not technically be available for public use.
D. MITIGATION MEASURES
Incorporated Plan Features
The Thurston Highlands Master Planned Community conceptual land use plans were developed with the intention to provide aesthetically pleasing features within the overall context and
scale of the project. Features such as critical habitat preservation, vegetative buffers, parks and retained natural open space are intended to integrate existing site features with
the built environment of the site.
[Alan (5/27/07): We need to draft a description of the landscaping proposal and enter it here. Please work with Doug to describe what the developer will do, what home builders (and other
entities within the development) will do; what the Homeowners’ Association will be responsible for maintaining, what individual homeowners will be responsible for, and what the City
will be responsible for (parks). Make distinctions between things like street trees (neighborhood streets, the boulevard, etc.), parks (neighborhood parks, mini [pocket] parks), commercial
and office areas, the regional sports complex, perimeter buffers, public service sites, etc.]
Applicable Regulations and Commitments
The approved Master Site Plan of Thurston Highlands will guide development activities over the next 10 to 30 years, to full build-out. Each phase of development will be reviewed in the
context of project-specific development standards recorded in a Development Agreement between the City and Thurston Highlands, L.L.C., and with applicable City, State and Federal regulations
in effect at the time applications are submitted and deemed to be complete. Streetscapes, for example, would require a specific layout of traffic lanes, landscape strips and vegetation
(i.e., street trees) that would create an aesthetically appealing entry into an established neighborhood or village center. Building permits will require compliance with City regulations
or more restrictive provisions in the Development Agreement.
Covenants, Conditions and Restrictions (CC&Rs) would impose measures for the maintenance and upkeep of mini-parks and other common areas, as well as minimize the impacts of construction,
upgrades or repairs within the development. The CC&Rs, to be implemented and enforced by the Homeowner’s Association, would therefore help to preserve aesthetically pleasing conditions
within the development.
Other Recommended Mitigation Measures
Aesthetically, the combination of neighborhood layout, appropriate scale, proper orientation, opening of views, type of building materials and landscaping are intended to reduce negative
impacts. The City may want to consider whether it would be desirable for the development to optimize distant views to a greater extent with the orientation of thoroughfares and buildings,
or to provide more significant vegetative buffers between the Thurston Highlands development and neighboring, lower-density uses.
E. SIGNIFICANT UNAVOIDABLE ADVERSE IMPACTS
Development of the Master Planned Community under any of the conceptual land use alternatives would substantially remove existing vegetative cover from the site and alter existing topography
to more level grades. In place of the dense reproduction forest and open meadows, an urban residential neighborhood would be created, permanently altering the existing character of the
site. The aesthetic impact of this change would likely be interpreted differently by different observers; i.e., it may be pleasing to some and objectionable to others. The Thurston Highlands
site is within the City of Yelm, and thus is anticipated to develop as an urban community whether at this time or in the foreseeable future.
F. REFERENCES
Beck, Grant. Director, City of Yelm Community Development, Yelm, WA. May, 2007. Personal communication with Alan Rice, Robert W. Droll Landscape Architect, PS, re: applicable regulations
and commitments.
Bloom, Doug. Partner, Thurston Highlands, L.L.C., Lacey, WA. April 30, 2007. Personal communication with Alan Rice, Robert W. Droll Landscape Architect, PS, re: anticipated alteration
of topography during development of the Thurston Highlands Master Planned Community.
City of Yelm. February, 1995. City of Yelm comprehensive plan – Joint plan with Thurston County – Volume 1.
Coot Company. January 2007. Draft wildlife and habitats report for the Thurston Highlands Master Planned Community. Prepared for Thurston Highlands, L.L.C., Lacey, WA.
Shanewise, Steve. Principal, The Coot Company, Olympia, WA. April 2007. Personal communication with Alan Rice, Robert W. Droll Landscape Architect, PS, re: prominent viewsheds, and
presence of wildlife and wetlands on the Thurston Highlands property.
Smardon, Richard C., James E. Palmer and John P. Felleman, Editors. 1986. Foundations for visual project analysis. John Wiley & Sons. New York, NY. Pages 29 and 322.
Thurston County GeoData Center. City of Yelm parcel identity and mapping, at http://www.geodata.org/online.htm